I realize this an old post and not sure if anyone mentioned it, but SBA (and I believe maybe USDA too..though not 100%) will sometimes allow you to bring as little as 2.5%-5% of the 10% total down payment, provided the seller will hold the difference of the !0% down payment on full standby for 2 years or possibly the life of the loan.. (ex: you bring 5% seller brings other 5%, or you bring 2.5% seller bring 7.5%)

You're comment on 8/1/23 regarding the SBA allowing a seller note on standby to count toward equity not lasting for long has proven prescient. On 6/1/25 the new SBA rules going into effect will remove that option for buyers looking to close deals using a seller's note toward equity.